So you have heard about Kitec Plumbing, but know very little about it.
If you own a home built or renovated between the mid-1990s and the mid-2000s, or if you are considering homes from that era, you may come across Kitec plumbing. This system, installed in homes, cottages, rural properties, and numerous condominium buildings across Canada, is now known to carry potential risks. Buyers, sellers, and condo owners must be cautious and fully aware of these risks before proceeding with a sale or purchase, which necessitates thorough inspections and caution.
This guide provides a straightforward, Kingston area-focused explanation of when Kitec was used, why it failed, how to identify it, how to determine if a system is safe, and what you can expect from both insurers and inspectors. Understanding Kitec plumbing is not only crucial but also empowering for homeowners and buyers, as it gives them the confidence to make informed decisions.
What Kitec plumbing is
Kitec was a flexible water pipe made of plastic, aluminum and adhesive layers, along with brass alloy fittings. It was marketed as a modern alternative to copper, offering fast installation and cost-effectiveness. Builders used it heavily in both municipal and rural settings around Kingston, Napanee, Bath, Amherstview, Gananoque, Sydenham and cottage areas north of the city.
The product was also sold under names such as PlumbBetter, WarmRite, Aqua and AmbioComfort.
The issue today is that both the brass fittings and the pipe itself have shown long-term deterioration in real Canadian conditions.
When Kitec was installed in homes
Kitec was commonly installed between approximately 1995 and 2007. A recall was issued around 2005, but some contractors continued to use the remaining stock for another year or two. If a Kingston area home was built, remodelled or had radiant heating work done during that time, it is reasonable to check for Kitec.
Some contractors continued to use leftover Kitec stock in renovations up until 2007, so newer work in older homes may still contain it.
Why Kitec became a problem
Two significant issues appeared over time. The brass fittings corroded.
The fittings were made of a high-zinc alloy. Over time, the zinc migrated out in a process called dezincification. The metal weakened until leaks or bursts occurred.The piping failed under heat and pressure. On hot water lines and radiant lines, the inner layers broke down. Some failures were sudden and caused significant water damage, especially in finished basements and mechanical rooms.
Kitec failures are often sudden rather than slow. Instead of small drips, the system may burst without warning, resulting in significant water damage. The pipe has a maximum heat tolerance of about 82 degrees, and some hot water tanks exceed this temperature. This accelerates deterioration, particularly in mechanical rooms, finished basements, and radiant heating systems.
Some systems began to fail within seven to ten years of installation, far sooner than expected for modern plumbing systems.
The class action settlement and what it means today
A North American class action lawsuit was launched following widespread failures in Kitec systems, and a settlement fund of $ 125 million was created to help homeowners with replacement costs. The deadline to make a claim has now passed. This means there is no financial assistance available for current buyers or sellers, and any remaining Kitec in a home must be handled at the owner’s expense. The settlement does, however, confirm the documented risks associated with the product and is one of the reasons insurers and lenders view Kitec as a higher liability.
The settlement is now fully closed, which affects homeowners and buyers in several ways:
- There is no financial assistance available today
- Buyers cannot rely on reimbursement programs
- Sellers cannot suggest future compensation
- Replacement is the responsibility of the current owner
- Condo corporations that delayed work must now fund it through reserve funds or special assessments
In the Kingston region, this means homes with Kitec often sell for less or include credits at closing. Buyers should budget for replacement, and sellers should clearly disclose this to avoid misrepresentation claims.
Was Kitec used in radiant floor heating
Yes. Kitec was widely used in hydronic radiant floor systems, boiler lines and baseboard heating loops. These installations can be more concerning than domestic hot water lines because radiant systems run at higher temperatures and sustained pressure.
A leak inside a floor or slab often requires removal of tile, hardwood or concrete. In condos, radiant leaks can affect multiple units. In rural slab-on-grade homes north of Kingston, repairs can be disruptive and expensive.
If a home has radiant heat and was built or renovated during the Kitec years, buyers should treat it as a potential risk until it has been thoroughly inspected. This thorough inspection is crucial to ensure the safety and quality of the plumbing system.
Kitec in condominiums
Some condominium buildings in Ontario installed Kitec during construction or renovations between 1995 and 2007. In these buildings, replacement work can involve multiple units and vertical plumbing stacks, which increases cost and disruption. In some cases, condo corporations have issued special assessments to fund system-wide replacement. Buyers should review the status certificate for any notes about plumbing replacement plans, reserve fund allocations or anticipated assessments related to Kitec.
Kitec in rural and cottage settings
Kitec also appeared in many rural and cottage properties across Eastern Ontario, particularly in underground water supply lines. In some cases, it was used between a drilled well and the house, between the house and a detached garage, between a pump house and a cottage, or between outbuildings such as workshops and barns. These installations present their own challenges because well pumps operate at higher pressures than municipal systems, and the freeze-thaw cycle places additional stress on buried lines. Leaks underground may go unnoticed until the well tank runs dry, and repairs often require excavation that can involve removing driveways, patios or landscaping. Across many areas served by our board, KAREA, Kitec was frequently used in rural plumbing work, and failures can be both challenging and costly to repair.
How to identify Kitec plumbing
Kitec is usually easy to recognize.
Colours
The two most common colours are:
Bright orange for hot water lines
Bright blue for cold water lines
Some variations appeared in red or blue under subbrands, but orange and blue are the most evident signs. Visible sections may only show part of the system, and a home can contain Kitec behind finished walls, even if only a small exposed segment is found.
Markings to look for
Kitec
ASTM F1974
CSA B137.9 or CSA B137.10
PlumbBetter
WarmRite
Aqua
AmbioComfort
If you see these markings in a home built or renovated between 1995 and 2007, it is worth assuming it may be Kitec until confirmed. Some homes also have a yellow caution sticker on the electrical panel, warning against routing water lines, including Kitec, through or near electrical equipment.
How to tell if the plumbing is a safe, modern brand
Many modern plumbing systems also use red and blue flexible pipes. However, the key difference is in the labelling, not the colour.
Safe PEX markings
If the plumbing says any of the following, it is a modern, approved system:
PEX
PEX A
PEX B
PEX C
ASTM F876
ASTM F877
CSA B137.5
Common safe brands
Uponor, also known as Wirsbo.
Rehau
IPEX
Bow SuperPEX
PEX tubing will always have clear printed labelling, a brand name and a CSA rating. Kitec typically does not list PEX at all.
Fittings
Modern fittings include:
Low zinc brass
Plastic fittings
Stainless steel crimp rings
Expansion rings on Uponor systems.
Kitec plumbing fittings may appear dull and exhibit early surface corrosion.
Age of installation
Plumbing installed after 2007 is almost always PEX or copper.
When in doubt
When in doubt about the safety of a plumbing system, it’s crucial to seek the expertise of a licensed plumber. They can quickly identify the system and provide a professional confirmation of its safety, ensuring peace of mind for homeowners and buyers. Remember, you’re not alone in this process.
How insurance companies view homes with Kitec
Insurance companies in Ontario treat Kitec as a known plumbing risk, and their responses can vary from one provider to another. Many will insure a home that still contains Kitec, but the policy may come with conditions. In some cases, insurers require the homeowner to replace the plumbing as a condition of coverage. In contrast, others raise deductibles for water damage or exclude water damage altogether if the failure originates from Kitec. Some companies will not insure the property at all until the system has been replaced. It is also common for insurers to request documentation from a licensed plumber confirming whether the plumbing has already been upgraded. Buyers should consult with their insurance provider early in the process to avoid any surprises after they fall in love with a property.
In condominium buildings, it is worthwhile to review the corporation’s insurance policy and any engineering or building reports that mention Kitec. If a replacement project is anticipated, the corporation may require a special assessment to cover the costs of the work.
How mortgage lenders view homes with Kitec
Mortgage lenders often approach homes with Kitec cautiously. Some lenders will request confirmation that the plumbing will be replaced after closing or that a credit has been applied to the purchase price to cover the cost. Others want proof that the property can be insured without restrictions. In condominium buildings, lenders may scrutinize the reserve fund to ensure it is sufficient to cover major plumbing replacement work if needed. Suppose a lender believes there is a risk of future water damage or a pending special assessment. In that case, they may hesitate to approve financing until the buyer and seller establish a clear plan.
What buyers should do?
Buyers viewing homes built between 1995 and 2007 should specifically look for Kitec during showings and inspections. If it is present, the next step is to understand the scope of the installation and the cost of replacement. A written quote from a licensed plumber helps reinforce your negotiations and gives you a realistic idea of what the work will involve. Buyers should confirm that the home can be insured, determine whether the property has radiant heating or underground rural lines, and ask questions about any past plumbing work. In condominium buildings, it is essential to review documentation about previous replacements and any planned assessments.
Kitec is usually visible to inspectors, so it is generally treated as a patent defect. Sellers should answer questions honestly, and buyers should confirm the presence of any issues during the inspection. While there is no universal requirement to disclose a patent defect, failing to disclose known Kitec damage, leaks, or repairs can still lead to legal issues, so clarity on both sides is essential.
What sellers should do
Kitec plumbing is considered a material defect because it affects both the value of a property and the cost of future ownership. If a seller knows that Kitec is present, they are expected to disclose it when asked, especially if there have been leaks, repairs, or insurance issues in the past. Most sellers choose to obtain a written plumbing quote before listing, so buyers understand the scope of the work and the likely cost. Providing this information early builds trust, keeps negotiations predictable, and helps avoid last-minute issues that can derail an otherwise solid agreement.
In some cases, the parties deal with Kitec directly in the Agreement of Purchase and Sale. A buyer may acknowledge the presence of Kitec and accept responsibility for replacement after closing, or the seller may agree to complete the work before closing at an agreed cost. These clauses provide both parties with a clear plan and prevent misunderstandings about who is responsible for the repair. They are invaluable when timelines are tight or when lenders or insurers require certainty before approving the transaction. Clear disclosure and well-written APS terms ensure a smooth process and reduce the likelihood of disputes later on.
Final thoughts for Kingston and Eastern Ontario
Kitec is now well past its expected lifespan. In our region, with its mix of historic homes, rural properties, cottages and modern condos, understanding this system helps reduce risk and unexpected cost. With the correct information, homeowners can plan and move forward confidently.
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If you have questions about Kitec in a home you are buying or selling in Kingston or the surrounding communities, I can walk you through what to look for and connect you with trusted local plumbers and inspectors.
FAQ
How can I tell if a home has Kitec plumbing?
Look for bright orange hot water lines and bright blue cold water lines. The pipe is usually labelled Kitec, PlumbBetter, WarmRite, Aqua or ASTM F1974. These markings may appear near the hot water tank, in the mechanical room, or behind access panels.
Is Kitec plumbing still dangerous if it has not leaked yet?
Yes. Kitec can fail without warning. Even if the system appears fine today, age, pressure, and heat can cause sudden bursts. Homes built or renovated between 1995 and 2007 should be checked carefully.
How much does it cost to replace Kitec plumbing in a house?
Replacement typically ranges from $5,000 to $15,000 in Ontario. Costs depend on the size of the home, the number of fixtures and how much drywall must be opened.
Does Kitec affect home insurance?
Most insurers treat Kitec as a known plumbing risk. Some will insure the home with a higher deductible. Some require replacement. Others may refuse coverage until the plumbing is removed. Buyers should confirm coverage before finalizing a purchase.
Do mortgage lenders care if a home has Kitec plumbing?
Yes. Some lenders may not approve a mortgage unless the Buyer has a plan to replace the Kitec or is receiving a credit at closing. Buyers should check with their lender early in the process.
Do sellers in Ontario have to disclose Kitec plumbing?
Kitec is usually visible to inspectors, so it is often treated as a patent defect. While laws vary and each situation is unique, sellers are expected to answer honestly if asked and should disclose any known Kitec-related damage or past failures.
What should buyers do if Kitec is found during the inspection?
Buyers can negotiate a price reduction, request a replacement before closing, or include a clause confirming who will cover the cost. Consult with your REALTOR® and inspector to confirm the scope.
Can Kitec be repaired instead of replaced?
Repairs are not recommended. Because fittings and pipe can deteriorate in multiple locations, spot repairs do not eliminate the risk. Full replacement is the safest long-term option.
Was Kitec plumbing used in radiant floor heating?
Yes. Many radiant floor and boiler systems installed between 1995 and 2007 used Kitec. These systems run hotter and under steady pressure, which increases the chance of failure.
Is Kitec piping common in rural properties around Kingston?
Yes. Kitec plumbing was sometimes used in underground lines between wells, houses, garages and outbuildings. Failures can be challenging to detect and may require excavation.
